August’s Missed (and Gained) Opportunities of the Month




Instead of focusing on a single project this month, I wanted to do a rundown of a few projects- this time both good and bad.

First, the bad.

High and Cherry Street Project
In what’s becoming a tradition for Downtown, yet another project there has been inexplicably downsized. Originally approved back in 2016, the project required the demolition of a historic building.

This was generally considered okay because the proposed 11-story project was a significant improvement in density that would’ve added more vibrancy to this part of Downtown.

The original proposal.


2 years later and, beyond the demolition, there had been no movement on the site, which was itself a little concerning because that typically means that something’s gone wrong or there are about to be big changes for the project. So it was no surprise when, toward the end of July, we received the bad news. Not only was the project going to be reduced in size by a full 4 stories, but all aspects of the project were getting worse. Parking spaces doubled, bike parking spaces were reduced by 70% to just 18, the ground floor retail was completely eliminated and overall residential units fell by 50 to just 70 total. Worse still, even the design of the building became just another bland box.

So what happened? Crawford-Hoying, the developer, made some reference to rising material costs that made its plan to include affordable, micro-unit apartments too expensive, hence the reduction in project size. However, this excuse seems suspicious at best. If higher material costs were a detriment to building the affordable component, why not simply lower the number of micro units or change to a market-rate project altogether? Furthermore, what would that have to do with eliminating the retail space or increasing parking? It wouldn’t. In fact, building parking is actually very expensive, and it’s why many cities nationally are reducing or eliminating parking requirements for new projects, as it is often prohibitively expensive to build and can derail quality urban proposals. If finances were tight, the last thing a developer would do with a new project is add MORE parking rather than trying to maximize potential income with residential units or retail space. Meanwhile, in the month since the project reduction was announced, we have seen other new projects announced or previously-announced projects move forward that have seen no reduction. The company also didn’t make any changes to its 10-story Moxy Hotel project at 800 N. High street, which is currently under construction. Overall, this just feels like a bait and switch. The 11-story proposal was approved, which allowed for the demolition, and now it’s coming in smaller and of a lower quality.
Regardless of the real reasons why this project was suburbanized and reduced, it continues the long-standing pattern of Downtown projects being underwhelming. Downtown should be receiving the the statement makers, so to speak. Instead, we continue to see other neighborhoods get them.

Speaking of, let’s look at the good with a couple of proposals that have matched, if not exceeded, their potential.

Upper Arlington’s Arlington Gateway
Proposed back in 2016 as a 7-story mixed-use building, the project has gone through many revisions. Over the course of the last 2 years, the project has only grown in size to its final iteration, an 11-story with more than 200 apartments, office space and retail. The $100 million project is the largest ever proposed for Upper Arlington, which has long been a more traditional suburban-style inner suburb. It has resisted the urban densification movement until recently. Being landlocked, the only way that it can increase population and maintain tax levels is to build up. Its city leadership seems to understand this, and though there was neighborhood opposition to the project, the city approved it almost unanimously.

The project will replace suburban development, including a strip center and Pizza Hut, as seen below.

Quality urbanism, increased walkability… this is a solid addition to Upper Arlington.

Franklinton’s Gravity 2.0
Franklinton is seeing a revival these days, particularly east of 315. Multiple projects have been proposed, and the upcoming Scioto Peninsula redevelopment is on the horizon. Kaufman Development, highlighted in last month’s Missed Opportunity for having to abandon a project in Victorian Village due to NIMBYism, has been on somewhat of a roll lately. It spearheaded a significant renovation of the famed LeVeque Tower, it built both of Downtown’s largest recent projects- 250 High and 80 on the Commons (the latter of which was, of course, downsized)- and it’s heavily investing in the future of Franklinton with a stunning, out-of-the-box development named Gravity.
Gravity 1.0 was proposed back in 2016 as a 6-story, mixed-use development at 500 W. Broad Street in Franklinton. Innovative in design, the project included amenities like a climbing wall, outdoor movie theater, yoga plaza, lots of public art, a dog park, biergarten and more.

Gravity 1.0



Replacing a few single-story, non-historic buildings and some parking lots (as seen above), the project was designed to drastically change the existing streetscape. It began construction in late 2016 and is nearing completion now. Few anticipated a second phase of the project, however, dubbed Gravity 2.0
Announced last week, Gravity 2.0 would be much more massive in scale than 1.0. Proposed for the entire block directly across the street between W. Broad and W. State, the project would include the following:
– A 12-story mixed-use building at the northeast corner of the site, directly to the west of the railroad tracks.
– A 6-story residential building on the Stat Street.
– A 5-story parking garage.
– A 6-story mixed-use addition to the existing Murphy building, which will be renovated.
– A 5-story townhouse building along McDowell Street.
– A renovation to the existing Solazzo Building at the southwest corner.
Like Gravity 1.0, the project will include different types of amenities than would be typically found. These include a green roof on the parking garage with a “city view overlook”, as well as an art walk through the lower floor of the garage. Along Broad Street, a retail plaza will be constructed out of shipping containers. Co-living will be included in the southern residential building. A food hall, brewery and restaurants are also potentially in the works. Overall, the architecture will match the funky modernism of Gravity 1.0.
There is no word yet on exactly how many residential units the entire site will include, or how much retail and office space. Those details should be released in the coming months.



This project is poised to become a serious game-changer for Franklinton. While there was already ongoing redevelopment in this area, a mid-rise development like this pushes the envelope and raises the prospects of future development coming in bigger, and the pace of the redevelopment will likely accelerate. This also increases the likelihood that the Scioto Peninsula to the east will see larger scale development, as well. Originally, the city wanted a couple 30+ story buildings there, with a mix of other mid-rise buildings. That plan was abandoned when an Indianapolis developer was chosen for the site and proposed mostly low-rise. That developer was let go from the project a few months ago, and the Peninsula will now be developed piece by piece. With large development occurring in Franklinton itself, the high-rises may be about to make a return, making the entire eastern section of Franklinton an extension of Downtown.

So there are a few great projects that are definitely NOT missed opportunities. Take note, Downtown developers- a lot of you are getting embarrassed.

Random Columbus Photos #4

Date Photo Taken: 1989
Photo Location: Looking west on Broad Street from LeVeque Tower.

This photo is interesting for a few reasons. First, it shows the beginning of construction to replace the Broad Street Bridge over the Scioto River. After the Great Flood of 1913 destroyed an earlier Broad Street Bridge, the one in the photo was finished in 1921. By the early 1980s, the bridge was rapidly deteriorating and the decision was made to replace it. It’s reconstruction start, however, was delayed until 1988 due to a contract to keep the Columbus 500 auto race going, which used the bridge. The nearly identical new bridge was completed in 1992 at a cost of $13.2 million.
Across the bridge is the Scioto Peninsula. On the right is Vets Memorial, built in the 1950s and recently demolished to make way for a new memorial and museum as part of the redevelopment of the peninsula. On the left is the old Central High School, years before it was converted into COSI’s new location. Also of note are warehouse and other buildings that still existed on the peninsula, remnants of when this area was largely manufacturing. These were mostly demolished in the 1990s and early 2000s and were left as vacant lots for well over a decade, some of them becoming parking lots for COSI. These lots will soon become part of a large mixed-use development and park.

In-Planning Project- 2014 and Beyond- Scioto Peninsula

The history of the Scioto Peninsula in not really all that positive. Bounded by 315 to the west and on all other sides by the Scioto River directly across from Downtown, this area currently contains Veteran’s Memorial, COSI and not much else. Even as far back as the 1950s, a large chunk of the peninsula, especially around Central High School (which still exists as COSI), was just vacant land. Otherwise, what existed were warehouse buildings and other commercial buildings. What people lived there were mostly confined to a few public housing projects. Being so close to the Scioto River, the area repeatedly flooded over its history, especially in the Great Flood of 1913 and to a lesser extent in 1959. This prevented much development here and in Franklinton in general. Federal standards were actually in place that banned most new construction or even renovations to most types of buildings. This allowed all of Franklinton, including the Peninsula, to stagnate and go through steady decline.

Help was coming, however, in the form of a giant floodwall. Conceived as far back as the 1980s, the Franklinton Floodwall would not be completed until 2004. It took another 4-5 years before people began to seriously look at the area for redevelopment and then for that development to actually start taking place. Eastern Franklinton, so far, has been the focal point of that redevelopment, and a big project to help tie in Downtown with the neighborhood is the planned redevelopment of the Peninsula.

Almost all the buildings that existed in the ’50s are now gone, even the housing projects. COSI uses much of the land for parking, as does Veteran’s Memorial. The rest is grassy lots primed for redevelopment. Some projects have already taken place. The two new Downtown bridges at Main and Rich Streets provide a nice access onto the Peninsula, along with the Broad Street bridge. A 4th, a planned pedestrian bridge, will be located on the north end crossing from Vet’s Memorial to North Bank Park in the Arena District. This bridge is probably still a few years off, as there is another, large project planned. The low-head dams along the Scioto River in the Downtown area are going to be removed, starting sometime next year. This will lower the river level and create a more natural flowing waterway. It will also create acres of new riverfront parkland that new paths and landscaping will be added to. This will create an inviting, park setting to both sides of the river.

The Peninsula has been planned for redevelopment several times in the last 30 years, but there was a lack of momentum for urban projects for decades and no serious plans ever seemed to emerge. That was until the last 10 years, starting in 2002 with the first Downtown development plan by Mayor Coleman and the city. A new version was released in 2010 and contained a dozen projects planned to help Downtown become a destination again. While the Scioto Peninsula was not specifically mentioned, fixing the riverfront was. That’s where Scioto Mile park came from and is now a very popular spot for residents. With all this momentum, the Peninsula needed a serious plan. Right now, meetings are taking place and a development plan is now in the early stages. Some early ideas include a lot of residential, retail and entertainment space, along with a more interactive riverfront and even a transit station for light rail. The first draft of the plan is likely to be released in 2013 and construction could begin as early as 2014.

This is the area for redevelopment, bounded by the railroad tracks to the west and the river to the east.  The large skinny building is COSI, and the large building to the north is Veteran's Memorial.

This is the area for redevelopment, bounded by the railroad tracks to the west and the river to the east. The large skinny building is COSI, and the large building to the north is Veteran’s Memorial.